Lentor Modern

Residential with Commercial at 1st Storey

曲水伦庭

Lentor Modern Logo

Successful Bidder: Guocoland

Date Sold: 29 July 2021

Previewing Sep 2022

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+65 6100 8108
SEE PROJECT WEBSITE
DISTRICT
D26 - UPPER THOMSON, SPRINGLEAF
UNITS
605 UNITS
PROPERTY TYPE
CONDO WITH COMMERCIAL AT 1ST STOREY
TENURE
99 YEARS
LEASEHOLD
Lentor Modern Logo

Register Interest for Lentor Modern

Lentor Central is the first land plot to be sold in the up and coming Lentor area. Successfully bid by renowned developer Guocoland, Lentor Central will be the most anticipated launch of 2022/2023. 
Residential with Commercial at First Storey
Right next to Lentor MRT for utmost convenience
First mover advantage: 2 other land parcels coming up
Land Sold on 29 July 2021
Public Launch: Est Sep 2022
lentor central gls aerial view

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Lentor Modern Balance Units

The Lentor Modern Balance Units Chart displayed here will reflect unit availability, as well as recent unit sales history.

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About Lentor Modern

Lentor Modern official project information will be communicated here.

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SEE PROJECT WEBSITE
Lentor Modern eBrochure Mockup

3 Land Plots named "Lentor Central"

Please note that there are 3 land plots named "Lentor Central", as per URA's website; this article is referring to the land plot that is marked for Commercial at the First Storey. 

(This article) Lentor Central land plot, marked as Residential with Commercial at First Storey. 
See on URA Maps

Lentor Area Heating Up with 6 Land Parcels

Lentor Modern

  • Residential with Commercial at 1st Storey
  • Developer: Guocoland 
  • Est 605 Units
  • Launch: Est. Q4 2022
See Lentor Modern

Lentor Hills Road (Parcel A)

  • Residential Development
  • Developer: Guocoland
  • Est. 595 Units 
  • Launch: Est Q1 2023
See Lentor Hills Road (Parcel A)

Lentor Hills Road (Parcel B)

  • Residential Development 
  • Currently Open for Developer Tender
  • Est. 265 Units
See Lentor Hills Road (Parcel B)

Lentor Central Plot 2

  • Residential Development
  • Currently open for Developer Tender 
  • Est 470 Units
See Lentor Central Plot 2

Lentor Central Plot 3

  • Residential Development 
  • Currently on Reserve List
  • Est. 475 Units
See Lentor Central Plot 3

Lentor Gardens

  • Residential Development
  • Open for Developer Tender Oct 2022
  • Est. 530 Units 
See Lentor Gardens
ST Lentor GLS Land Plots

Land Parcel at Lentor Central / Lentor Modern

RANKINGNAME OF TENDERERTENDERED SALE PRICE ($)TENDERED SALE PRICE IN $PSM OF GFATENDERED SALE PRICE IN $PSF OF GFA
1GLL D Pte. Ltd.784,113,000.0012,964.831204.5
2Intrepid Investments Pte. Ltd., Hong Realty (Private) Limited and TID Residential Pte. Ltd.750,000,000.0012,400.791152.1
3Titus Residential SG Pte. Ltd. and Titus Commercial SG Pte. Ltd.736,547,000.0012,178.361131.4
4Hoi Hup Realty Pte Ltd and Sunway Developments Pte. Ltd.705,260,000.0011,661.041083.3
5United Venture Investments (No. 1) Pte. Ltd. (as Trustee-Manager for United Venture Trust) and United Venture Development (No. 3) Pte. Ltd.691,180,000.0011,428.241061.7
6Grand Cullinan Pte. Ltd.683,688,888.0011,304.381050.2
7CEL Development Pte. Ltd., Sing-Haiyi Treasure Pte. Ltd., Chuan Investments Pte. Ltd. and Jun Jie Development Pte. Ltd.658,000,000.0010,879.631010.8
8Laguna Garden Limited and FEL Retail Trustee Pte. Ltd. (In its capacity as Trustee- Manager of FEL Retail Trust)637,777,777.0010,545.27979.7
9Sim Lian Land Pte Ltd590,000,000.009,755.29906.3

Press Coverage

Lentor Central and Lentor Hills Road Parcel B GLS Map

Update on Lentor Central Site as at 29 July 2021


Award of Tender for URA Sale Site at Lentor Central

The Urban Redevelopment Authority (URA) has awarded the tender for the site at Lentor Central to GLL D Pte. Ltd. The company submitted the highest bid in the tender for the site.

The site at Lentor Central was launched for tender on 15 April 2021. The tender for the site closed on 22 July 2021. The land parcel was offered for sale on 99-year lease term.

 

Update on Lentor Central GLS as at 22 July 2021

22 July GuocoLand tops bid for Lentor Central site with $1,204 psf ppr; sets new record for OCR land prices

The tender for the Lentor Central government land sale (GLS) site closed with nine bids today. The highest bid of $784.1 million, which translates to a land rate of $1,204 psf per plot ratio (psf ppr), was submitted by GuocoLand.

“If we are awarded the site, we are envisioning a new mixed-use, transit-oriented development of 25 storeys with around 600 residences that will enjoy the convenience of having a substantial amount of commercial, F&B and retail spaces, including a supermarket and more than 10,000 sq ft of child care facilities,” says GuocoLand in a statement.

The price was 4.5% higher than the second highest bid of $1,152 psf ppr by Hong Leong Group and TID Pte Ltd, a joint venture between Hong Leong and Japanese developer Mitsui Fudosan.

The top bid of $1,204 psf ppr is also 7.7% higher than the winning bid of $1,118 psf ppr for the Ang Mo Kio Avenue GLS tender which closed in May 2021.

Update on Lentor Central GLS as at 22 July 2021

The Urban Redevelopment Authority (URA) closed the tender for the site at Lentor Central today.

The public tender for the site at Lentor Central was launched on 15 April 2021.

Please see Annex A [PDF, 17.8kb] for details of the site and tender bids received.

This is not an announcement of tender award. A decision on the award of the tender will be made after the bids have been evaluated. This will be publicised at a later date.

Lentor Modern Street View

About  Lentor Central

Lentor Central is a plot of land released under the GLS (Government Land Sales) Programme, slated for the development of a Residential project with commercial at the first storey. 

Sales Launch Date: 15 April 2021, Thursday
Tender Submission Date: 22 July 2021, Thursday

Site Area : 17,279.9 m²
Gross Floor Area : 60,480 m²

 

Site Introduction

Good accessibility

The land parcel is located within the new Lentor Hills Estate which is envisioned as a sustainable, pedestrian-friendly neighbourhood amidst lush greenery.

Located next to the upcoming Lentor MRT Station on the Thomson-East Coast Line, future residents will enjoy direct access via public transport to Woodlands Regional Centre, the Central Business District and various parts of Singapore.

Proximity to schools, future amenities and park spaces

Established schools such as Presbyterian High School, Anderson Primary School, and CHIJ St Nicholas Girls’ School are located nearby.

Future residents can look forward to retail options located within the upcoming mixed-use development and enjoy recreation choices at the future hillock and linear parks.

LocationLentor Central
Site Area17,279.9 m2
Lease Period99 years
Allowable DevelopmentResidential with Commercial at 1st Storey
Permissible Gross Floor Area60,480 m2
Maximum Building HeightLow-rise zone
35m SHD

High-rise zone
107m SHD

Project Completion Period 60 months

LENTOR MODERN DESIGN CONCEPT

Lentor Modern’s landscape design centre around the concept of wellness with nature, to use nature with tailored spaces for enjoyment, relaxation and wellness. The site is once seated on a secondary forest environment with a fresh water stream meandering through the site. This forest stream landscape inspired the organic design of the landscapes that are applied in Lentor Modern. Lush greenery of tree groves surrounding Lentor Modern mimicking the native forest enhancing the development on the ground level and the use of ‘forest giant’ trees species at the public plaza preserve the memory of the lentor forest with foresty ambience comfort.

A 200m long water body is designed along the landscape deck at level 4, like the Lentor stream that is once flowing through the site. Resting terraces, pool alcoves, garden pavilions are strategically positioned to be along this ‘stream’ which is also the recreation pools and landscape ponds. These tailored spaces meandering beside the ‘stream’ offer residents with therapeutic greenery of outdoors respites for exercising, strolling, book reading, yoga/meditation, gardening, glamping and social/entertainment interaction. This relationship between water and landscape provide tranquility is a boost to the human's senses for relaxation and restorative experience.

Amidst the steam landscape and wellness gardens at the 4 thstorey, there are 3 residential tower blocks, each with a sky terrace high up on the 14 thstorey. Given the nature of sky terraces are elevated from the ground, away from the hustle and bustle of the communal landscape deck, the sky terraces offer small alcoves and corners that residents must meander through to enjoy quiet ambience for solo working or small groups interaction as well as the enjoyment of the views of the surrounding Nature reserves.

The façade design of the ground floor and podium takes its cue from the concept of the site as an extension of the Lentor Secondary Forest which used to occupy the area where the development is located. Nature inspired prints imprinted on the facade complements the internal finishes which features the re-creation of Lentor Streams flowing through the podium space and forms a backdrop to the forest giants landscaping the Public Plaza. The entrances into the podium are accentuated by large variable volume canopies which mimic the treetop canopy, tapering down into cozy low volume spaces as users pass from the outside into the inside space.

The tower blocks which sit on the podium overlooks a lushly planted landscape deck dominated by flora native to the area and also the future Hillock Park across the development. The façade design of the towers features contrasting earth tones and linear ledges which break down the scale of the tower and provide sun shading to the units. Egg-crate screens are used on the external areas of the façade which is envisaged to draw in pixelated light to the balcony floor and living areas making reference to sunlight trickling through the thick canopy on the forest floor.

 

PLANNING CONCEPT

Site Context

The Land Parcel is part of the new Lentor Hills Estate, which is set within a predominantly private housing area in Ang Mo Kio Planning Area. Lentor Hills Estate is bordered by Lentor Estate to the north, Teachers’ Housing Estate to the south, Sindo Industrial Estate to the west and a mix of private and public housing to east.

The Land Parcel is designated for private housing development located above commercial uses at the first storey, which are intended to provide amenities, such as retail shops and a supermarket to serve the surrounding community.

The Land Parcel will be directly connected to Lentor MRT station on the Thomson-East Coast Line. It is also well connected to major arterial roads and expressways such as the upcoming North-South Corridor (NSC), and within easy reach to recreational facilities such as Thomson Nature Park, Yio Chu Kang Stadium & Sports Complex, and educational institutions such as Presbyterian High School, Anderson Primary School, and CHIJ St Nicholas Girls’.

Vision

Lentor Hills Estate is envisioned as a pedestrian-friendly neighbourhood amidst lush greenery with excellent connectivity to public transport. It is intended to provide a mix of high-rise, medium-rise and landed housing options, as well as new amenities, such as retail options and a supermarket. New park spaces will also be implemented as part of the estate to serve the neighbourhood.

The proposed development on the Land Parcel is envisioned as a gateway to the Lentor Hills Estate and the future Hillock Park. It shall be lushly landscaped to enhance the overall sense of greenery in the area and include an attractive living environment that promotes and active lifestyle with the greenery. It shall also include a well-designed public plaza that provides a welcoming sense of arrival to the estate and the future Hillock Park and enable seamless and direct connectivity to/from public transportation nodes such as the Lentor MRT station and bus stops.

The Successful Tenderer is expected to build upon the unique context of the Land Parcel and employ innovative building typologies of appropriate form and scale in the proposed development that responds sensitively to existing developments (e.g. landed homes) the future Hillock Park and the Lentor MRT Station Entrance 1 .

 

Land Use and Quantum

The Land Parcel is to be developed for Residential development with Commercial at first storey. The maximum permissible Gross Floor Area (GFA) for the proposed development is 60,480 m 2 and the total GFA to be built is not to be less than 54,432 m2 . A minimum 1,000 m 2 GFA of Early Childhood Development Centre (ECDC) shall be provided on the first or second storey of the development. The Successful Tenderer may also provide two ECDCs, each with a minimum 500 m 2 of GFA within the development.

A maximum 8,000 m2 of GFA may developed for Commercial use at the first storey of the proposed development with a minimum 1,000 m2 of GFA for a supermarket.

The supermarket is required to be retained and operated for a minimum of 10 years from the date of the Temporary Occupation Permission (TOP) for the development, or the TOP for the Commercial component if a phased TOP is adopted. After the initial 10-year period of operation, the Successful Tenderer may convert the supermarket space to other Commercial uses, subject to the approval of URA and relevant agencies.

The remaining Commercial GFA can be considered for the following uses:

  1. Shop and restaurant [including Outdoor Refreshment Areas (ORAs), if provided]; and
  2. Other Commercial uses such as office, commercial school, fitness centre, gym, medical clinic, etc. as may be approved by the Competent Authority under the Planning Act (Cap. 232).

Commercial uses, such as bars, pubs, karaoke lounges, night clubs, health centres (e.g. massage parlours), that may result in disamenity to residents of the proposed development and surrounding developments, are not allowed.

Early Childhood Development Centre (ECDC) Facility

The proposed development is to include an Early Childhood Development Centre(s) 4 (ECDC) for infant care and childcare services. The ECDC shall occupy a minimum GFA of 1,000 m 2 and is expected to accommodate a total of up to 200 children (including infants). The GFA for the ECDC need not be computed as part of the maximum cap of 8,000 m 2 specified under Condition 4.2.2 and 4.2.4 but shall be computed as part of the maximum permissible GFA for the proposed development.

The ECDC is required to be retained and operated for a minimum of 10 years from the date of the grant of license for the ECDC. The ECDC is to be held as part of the single strata lot as mentioned in Condition 4.4.

Uses at First Storey

Activity-Generating Uses (AGUs) such as Shops and Restaurants, Entertainment, Sports and Recreation (including gymnasium and fitness centres, etc.) and other similar uses, are encouraged to be provided at the first storey of the proposed development fronting the public spaces and the covered walkways along Lentor Drive and Lentor Hills Road, to contribute to the vibrancy at the street level.

The Successful Tenderer is given flexibility to propose some commercial uses at the second storey depending on design merits, taking into consideration the location, site context, traffic, and impact on the surroundings, subject to the prevailing Development Control (DC) Guidelines.

Outdoor Refreshment Areas (ORAs)

Outdoor refreshment areas (ORAs) are permitted at the first storey of the development as a natural extension to the indoor seating area within an adjacent restaurant or café. Where provided, the ORAs are to be located and designed such that pedestrian circulation and safety are not compromised. The ORAs are also to be appropriately managed such that they do not cause dis-amenity to residents of existing developments nearby and to future residents of the proposed development.

The GFA for the ORAs will be computed as part of the maximum permissible GFA for the Land Parcel and as part of the maximum allowable 8,000 sqm for Commercial use, as defined under Condition 4.2.2, and subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

Integration of Rapid Transit System (RTS) – Related Structures

The existing at-grade Lentor MRT Station Entrance 1 within the Land Parcel is a permanent structure and comprises a pair of two-way escalators, staircases and passenger lift as well as other RTS facilities and systems including cooling tower and vent shafts. Only minor alteration and addition on the facades fronting the parcel shall be allowed, subject to compliance with LTA’s requirements as set out in Annexes C-2, C-3 and clauses 7.2.25 to 7.2.41 of the Conditions and Requirements of Relevant Competent Authorities & Public Utility Licensees.

The Successful Tenderer shall carry out works and integrate the MRT Entrance structure as part of the overall building form and architectural treatment of the development without interruptions to RTS operation and maintenance. The sheltered public circulation around the structure including the covered walkway network and the key pedestrian access to the public plaza via a safeguarded Knock-out-Panel at ground level shall be well integrated to provide an attractive sense of arrival and a seamless pedestrian experience.

Electric Vehicles (EV) Charging Infrastructure Provision

To future-proof new development sites in Singapore, the Successful Tenderer is required to have active and passive provision of EV charging points for the proposed development.

Active provision refers to charging points that are fully wired and ready for use by EVs. Passive provision refers to catering of sufficient electrical power at the consumer switch room(s) and/or substation(s) to allow more chargers to be installed and activated easily when demand increases in future. As a start, the Successful Tenderer is to ensure at least 15% of the total car-park lots can minimally support 3-Phase AC Type 2 chargers with power output of 7kW per charging point (i.e. passive provision), of which at least 1% must be installed with EV charging points (i.e. active provision]. The detailed requirements are set out in Clauses 7.2.50 to 7.2.52 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.

 

 

 

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